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29 Smugglers Way, Barns Green, Horsham, RH13 0PP

2 planning records

Estimated value

£685,000

  • Since the 2024 sale (£635,000)+8%
  • Against RH13 0PP's recent median (£445,000)+54%

Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
4
Floor area
140 m²
1507 sq ft
Energy rating
F
Score 38
Council tax
Band E
Tenure
Owner Occupied
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Valuation

About this valuation

How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.

Our estimate

£685,000

  • Against its 2024 sale (£635,000)+8%
  • Against RH13 0PP's recent median (£445,000)+54%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 29 Smugglers Way is modelled from its 140 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 0PP. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.

What it's based on

  • Floor area

    140 m² from the EPC lodged in January 2024

  • Sales of this home

    1 sale recorded, the latest in 2024

  • Recent sales in RH13 0PP

    5 sales, median £445,000 (2026–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Latest sale on 29 Smugglers Way was the highest on Land Registry record across the postcode.

Sales timeline

  1. 30 April 2024Most recent

    £635,000

Median price across the last 5 sales in RH13 0PP: £445,000 (2026–2021).

Risks

What this page doesn't show

1 potential issue has already been flagged for 29 Smugglers Way, Barns Green, Horsham, RH13 0PP. The detail, evidence and what to ask about it are in the Risks Report.
  • Larger development activity nearbyIn report
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

One time fee only - money back guarantee

Overview

About 29 Smugglers Way

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

29 Smugglers Way is a four-bedroom detached house in Barns Green, Horsham, Horsham (RH13 0PP). It has a recorded floor area of 140 m² (around 1507 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (January 2024) shows an F (score 38), near the bottom of the EPC scale. Earlier certificates rated it E (April 2012); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Good; while wall efficiency dropped from Good to Average and hot-water efficiency dropped from Average to Poor. The recommended improvements would lift it to C (score 74), a 3-band jump. Main heating runs on electricity.

At 140 m² the property is well over the postcode median (106 m² across 17 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved. On a £-per-square-foot basis, the last sale (£421/sq ft) was about 47.9% above the typical sold price in the postcode. Last sale on file: £635,000 in April 2024.

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms4

Outside

  • Private gardenYes
  • GarageYes
Before you decide

Everything you need to know about 29 Smugglers Way

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

29 Smugglers Way sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

Current Certificate(1 of 2)
Jan 2024

EPC Rating

A
B
C
D
E
F
F38
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Average
CO2 Emissions
9.1 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 27 January 2034

7 years remaining

Property Improvements

Changes detected from historical EPC data

Jan 2024from Apr 2012
EPC improved fromE49toF38
Heating System
Storage HeatersRoom Heaters

Heating system changed

Heating Controls
ManualProg + Stat

Heating controls upgraded for better temperature management

Hot Water
AveragePoor

Hot water efficiency decreased

Low Energy Lighting
0%68%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 29 Smugglers Way, Barns Green, Horsham, RH13 0PP, sourced from the PlanIt planning register.

Multiple extension applications run across more than a decade of planning history at 29 Smugglers Way.

2 applications on record at 29 Smugglers Way, Barns Green, Horsham, RH13 0PP

2decisions2extensions16documents6nearby
  1. Mar 2003
    ConservatoryFull
    Outcome in report

    ConservatorySite: 29 Smugglers Way Barns Green

    Extension
    Reference
    I/6/03
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision

Unlock 29 Smugglers Way, Barns Green, Horsham, RH13 0PP's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (2 on record)
  • All 2 applications on this property in full, plus 6 notable nearby
  • The 16 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Smugglers Way homes

Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.

EPC Rating for 29 Smugglers Way lags the street by a wide margin.

Price per m²

£4,536

Street avg £3,728

Strongly above

Floor Area

140 m²

Street avg 111 m²

Strongly above

Habitable Rooms

6 rooms

Street avg 6 rooms

Above

CO₂ Emissions

9.1 t/year

Street avg 4.8 t/year

Strongly below
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Horsham district page.
Full Horsham report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

118/mo

Falling year-on-year across the wider district.

Nearest stop

0.1 km

The Hordens — bus stop.

Closest school

0.2 km

Barns Green Primary School. 3 schools nearby.

Nearest schools

  • Barns Green Primary SchoolPrimary212m
  • Southwater Junior AcademyPrimary2.9km
  • Southwater Infant AcademyPrimary3.0km

Nearest stops

  • The HordensBus stop95m
  • Farm CloseBus stop221m
  • Parkers CornerBus stop284m
  • Recreation GroundBus stop366m

Most reported crime locally

  • Violence & Sexual Offences646 reports36%
  • Anti-social Behaviour339 reports19%
  • Criminal Damage & Arson170 reports10%
  • Public Order135 reports8%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RH13 0PP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RH13 0PP

Daytime· 07:00 – 23:00

44.8dB

Low
Night-time road noise heatmap for RH13 0PP

Night-time· 23:00 – 07:00

36.4dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Mid 20th centuryDetached HouseEPC FExtended multiple times (2+ extensions)No mains gas

Because the property has been extended more than once and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,155 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£707k

1 Hillfield Cottages, Fulfords Road, Itchingfield

RH13 0NR

4 bed
£550k

1 Holmbush Cottages, Hayes Lane, Slinfold

RH13 0SL

3 bed
£523k

1 Hayes Lane, Slinfold

RH13 0SQ

3 bed
£459k

1 Fairfield Cottages, Cross Lane, Barns Green

RH13 0TG

3 bed
£420k

1 Greenfield Road, Slinfold

RH13 0SF

3 bed
£390k

1 Barnes Wallis Avenue, Christs Hospital

RH13 0TJ

3 bed
£550k

1 Churchyard Cottages, Clapgate Lane, Slinfold

RH13 0QU

2 bed1 bath
£436k

1 Ark Cottages, Plumtree Cross Lane, Barns Green

RH13 0NS

2 bed

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 29 Smugglers Way is modelled from its 140 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 0PP. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
Where sold prices come from
Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 29 Smugglers Way. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
Reading the EPC
Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 29 Smugglers Way was lodged in January 2024 at band F and is valid until January 2034. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 29 Smugglers Way. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
Area figures
Crime is police-recorded street-level data over the last 15 months, which places each incident at an approximate point. The 3 schools and 28 stops listed are measured in a straight line from RH13 0PP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
29 Smugglers Way is in council tax band E. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 29 Smugglers Way, Barns Green, Horsham, RH13 0PP. Each answer is also embedded as structured data for search engines.

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